Authored by the expert who managed and guided the team behind the Turkey Property Pack
Yes, the analysis of Alanya's property market is included in our pack
Thinking about buying property in Alanya and wondering if 2026 is the right time to make your move?
We get it, because with Turkish real estate making headlines for its strong price growth, you want to make sure you're not buying at the top of the market.
In this constantly updated guide, we break down the current housing prices in Alanya, analyze the market signals, and give you straight answers based on real data.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Alanya.
So, is now a good time?
Our verdict for Alanya in January 2026 is "rather yes," meaning the conditions look generally favorable but you need to be selective about what and where you buy.
The strongest signal supporting this view is that Alanya property prices are growing in nominal terms but staying nearly flat when adjusted for inflation, which means we're not seeing the kind of runaway bubble that leads to crashes.
Another strong signal is that properties in Alanya are taking about 87 days to sell on average, which gives buyers room to negotiate rather than having to compete in bidding wars.
We also see rental yields around 5% in Alanya, reasonable inventory levels with over 8,000 units available, and major infrastructure investments like the new Antalya-Alanya highway that will cut travel time from 2.5 hours to just 36 minutes.
For the best results in Alanya, consider apartments in established neighborhoods like Oba, Kestel, or Tosmur for reliable rental income, or look at sea-view villas in hillside areas like Bektas or Tepe if you want lifestyle value with resale potential.
Of course, this is not financial or investment advice, we don't know your personal situation, your risk tolerance, or your investment timeline, so please do your own research and consider consulting with local professionals before making any decisions.
Is it smart to buy now in Alanya, or should I wait as of 2026?
Do real estate prices look too high in Alanya as of 2026?
As of early 2026, Alanya property prices appear moderately elevated but not dangerously overpriced, with Turkey's Central Bank reporting that real (inflation-adjusted) house prices nationwide grew by only about 0.3% year-over-year in November 2025, even though nominal prices jumped over 31%.
One clear on-the-ground signal in Alanya is that the average marketing time sits at roughly 87 days, which is neither a frenzied seller's market nor a stuck one, suggesting prices have found a level where buyers are willing to transact but still have negotiating power.
Another telling metric is that Alanya's average price reached approximately 54,320 Turkish Lira per square meter by late 2025, representing a 20.6% annual increase that largely tracks national inflation rather than signaling speculative excess.
You can also read our latest update regarding the housing prices in Alanya.
Does a property price drop look likely in Alanya as of 2026?
As of early 2026, the likelihood of a significant property price drop in Alanya appears low to medium, mainly because Turkey's banking system shows manageable stress levels and the market is not accelerating in real terms.
Looking at a realistic range, Alanya prices could move anywhere from a 5-10% nominal decline in a stress scenario to a 15-25% nominal gain if tourism stays strong and interest rates continue easing, with flat real prices being the most probable outcome.
The single biggest macro factor that could trigger a price drop in Alanya would be a renewed tightening of credit conditions, since most local buyers pay cash but any squeeze on lending would still dampen overall demand and sentiment.
However, Turkey's Central Bank recently cut the policy rate to 38% in December 2025 and is expected to continue gradual easing through 2026, making a severe credit crunch less likely in the near term.
Finally, please note that we cover the price trends for next year in our pack about the property market in Alanya.
Could property prices jump again in Alanya as of 2026?
As of early 2026, there is a medium likelihood that Alanya property prices could see another meaningful surge, particularly in neighborhoods favored by foreign buyers and in areas benefiting from improved infrastructure.
On the upside, Alanya prices could realistically jump 20-30% in nominal terms over the next 12 months if tourism stays exceptionally strong, the Turkish Lira stabilizes, and the new highway project accelerates buyer interest in previously harder-to-reach areas.
The single biggest demand-side trigger that could drive prices higher in Alanya is a continued easing of interest rates combined with strong foreign currency inflows, since many Alanya buyers earn in euros or dollars and a favorable exchange rate dramatically increases their purchasing power.
Please also note that we regularly publish and update real estate price forecasts for Alanya here.
Are we in a buyer or a seller market in Alanya as of 2026?
As of early 2026, Alanya leans slightly toward a buyer's market, meaning purchasers generally have time to shop around and negotiate, though quality properties in prime locations can still move quickly.
The estimated months-of-supply in Alanya sits at roughly 3-4 months based on current stock levels of about 8,380 listed units and recent transaction pace, which falls in the balanced-to-buyer-favorable range where neither side has overwhelming leverage.
While we don't have precise price-reduction statistics for Alanya, the 87-day average marketing time suggests that sellers who overprice their properties do need to adjust, giving buyers room to negotiate discounts of 5-10% on listings that have sat on the market for several weeks.
We have made this infographic to give you a quick and clear snapshot of the property market in Turkey. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Are homes overpriced, or fairly priced in Alanya as of 2026?
Are homes overpriced versus rents or versus incomes in Alanya as of 2026?
As of early 2026, Alanya homes appear fairly priced relative to rents but stretched relative to local Turkish incomes, which means the market works better for cash buyers or those earning in foreign currencies than for wage-dependent local purchasers.
The price-to-rent ratio in Alanya implies roughly a 20-year payback period with gross rental yields around 5%, which is actually reasonable compared to many European coastal markets where yields have compressed to 2-3%.
However, the price-to-income multiple for local Turkish buyers is likely 15-20 times the average annual household income in the region, well above the 5-8 times ratio typically considered affordable, though this matters less for the foreign and cash-buyer segments that dominate Alanya's market.
Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Alanya.
Are home prices above the long-term average in Alanya as of 2026?
As of early 2026, Alanya property prices are likely 10-20% above their pre-2021 levels in real (inflation-adjusted) terms, which represents meaningful elevation but is far less dramatic than the nominal price charts suggest.
The recent 12-month price change in Alanya of approximately 20.6% is largely tracking Turkey's high inflation rate, whereas pre-pandemic annual appreciation typically ran in the single digits in nominal terms and was often negative in real terms.
When adjusted for inflation, Alanya prices are roughly near or slightly above their prior cycle peak from around 2018-2019, meaning the market has recovered lost ground but is not in uncharted territory that would suggest an imminent correction.
Get fresh and reliable information about the market in Alanya
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What local changes could move prices in Alanya as of 2026?
Are big infrastructure projects coming to Alanya as of 2026?
As of early 2026, the biggest infrastructure catalyst for Alanya property prices is the 122-kilometer Antalya-Alanya highway, which broke ground in July 2025 and is expected to slash travel time between the two cities from 2.5 hours to just 36 minutes.
The highway project has secured financing of approximately 1.7 billion euros, with construction planned over roughly three years, meaning phased openings could begin around 2028 and the full route should be operational by 2029 at the latest.
For the latest updates on the local projects, you can read our property market analysis about Alanya here.
Are zoning or building rules changing in Alanya as of 2026?
There is no single major zoning overhaul being discussed for Alanya right now, but Turkey has been tightening building quality standards nationwide following major earthquakes, which affects both new construction permits and renovation requirements for older buildings.
As of early 2026, the net effect of these gradual rule changes is likely to support prices in newer, code-compliant buildings while potentially pressuring values for older stock in central neighborhoods like Carsı, Sekerhane, and Kadıpasa that may need costly upgrades.
The areas most affected by these evolving standards in Alanya are the older central districts where building age averages higher, versus growth neighborhoods like Mahmutlar, Oba, and Kestel where most stock is newer and already meets current requirements.
Are foreign-buyer or mortgage rules changing in Alanya as of 2026?
As of early 2026, foreign-buyer rules in Turkey remain stable for Alanya purchases, though the citizenship-by-investment threshold of $400,000 continues to dampen some investor demand compared to the boom years of 2021-2022.
The most relevant change to watch is the residency permit requirement, as Turkey now requires property values to exceed $200,000 (as registered in the Tapu land registry) for foreign buyers seeking residence permits, which has shifted demand toward higher-value properties.
On the mortgage side, Turkey's Central Bank has been gradually cutting rates from the peak of 50% in early 2024 to 38% by December 2025, with further easing expected in 2026 that could improve affordability and boost demand from both domestic and foreign buyers financing through Turkish banks.
You can also read our latest update about mortgage and interest rates in Turkey.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Turkey versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Will it be easy to find tenants in Alanya as of 2026?
Is the renter pool growing faster than new supply in Alanya as of 2026?
As of early 2026, renter demand in Alanya appears to be keeping pace with or slightly outpacing new supply in the most desirable neighborhoods, supported by Alanya's diverse tenant base that includes tourism workers, domestic relocators, and international long-stay renters.
The clearest demand signal in Alanya is the continued strength of tourism, with Antalya province welcoming over 19 million foreign visitors in 2024, many of whom seek seasonal or extended-stay rentals in Alanya's coastal neighborhoods.
On the supply side, new construction continues in growth areas like Mahmutlar and Kestel, but the pipeline is being absorbed reasonably well as evidenced by rental yields staying around 5% rather than collapsing under oversupply pressure.
Are days-on-market for rentals falling in Alanya as of 2026?
As of early 2026, rental absorption time in Alanya's prime areas appears steady to improving, though precise rental-specific days-on-market data is harder to verify than sales data, where we see properties taking roughly 87 days on average.
In Alanya's best rental neighborhoods like Oba, Kestel, and Tosmur, well-priced units in modern complexes with amenities tend to rent within 2-4 weeks, while properties in less convenient locations or older buildings without pools and facilities can take 6-8 weeks or longer.
One key reason days-on-market tends to fall seasonally in Alanya is the pre-summer surge of tourists and seasonal workers seeking accommodation from April through September, creating predictable windows of high demand that savvy landlords plan around.
Are vacancies dropping in the best areas of Alanya as of 2026?
As of early 2026, vacancy rates in Alanya's strongest rental neighborhoods, specifically Oba, Kestel, Tosmur, and central Saray, appear to be stable to declining, as these areas combine year-round livability with tourist appeal that keeps demand consistent.
While we cannot cite an official vacancy rate for Alanya, the fact that yields remain around 5% and haven't compressed further suggests that landlords in top areas aren't having to cut rents aggressively, which typically indicates occupancy is holding up well compared to the broader market.
One practical sign that Alanya's best areas are tightening is that newer complexes with full amenities (pools, gyms, security) in Oba and Kestel can often secure 12-month tenant commitments even in off-season months, whereas older or less equipped properties struggle to lock in long-term renters.
By the way, we've written a blog article detailing what are the current rent levels in Alanya.
Buying real estate in Alanya can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Am I buying into a tightening market in Alanya as of 2026?
Is for-sale inventory shrinking in Alanya as of 2026?
As of early 2026, for-sale inventory in Alanya does not appear to be shrinking dramatically, with Endeksa showing roughly 8,380 units available, which represents adequate choice for buyers rather than the scarcity that would signal a tightening market.
The estimated months-of-supply in Alanya sits at roughly 3-4 months based on current transaction volumes, which is in the balanced range rather than the under-2-month territory that typically signals strong seller advantage.
Are homes selling faster in Alanya as of 2026?
As of early 2026, the median time-to-sell for homes in Alanya is approximately 87 days based on Endeksa data, which represents a moderate pace that is neither accelerating sharply nor slowing dramatically from recent periods.
Without a precise year-over-year comparison available in published data, we estimate that selling times in Alanya have remained relatively stable over the past 12 months, perhaps tightening slightly as foreign buyer interest has shown early signs of recovering from its 2023-2024 lows.
Are new listings slowing down in Alanya as of 2026?
As of early 2026, we cannot confirm with high confidence whether new listings are slowing in Alanya specifically, but the stable inventory levels and moderate marketing times suggest that new supply continues to enter the market at a reasonable pace.
Seasonally, Alanya tends to see more listings come to market in spring and early summer as sellers prepare for the peak tourist buying season, with winter months typically showing lower new listing activity as weather and tourism slow down.
Is new construction failing to keep up in Alanya as of 2026?
As of early 2026, new construction in Alanya is generally keeping pace with demand in growth neighborhoods like Mahmutlar and Kestel, though supply is naturally more constrained in established central and coastal areas where land is scarce.
The recent trend in Alanya shows continued developer activity with many new complexes completing in 2025-2026, particularly in the eastern districts, though the pace is more measured than the boom years of 2021-2022 when investment demand peaked.
The biggest bottleneck limiting new construction in prime Alanya locations is simply land availability, as the desirable coastline and hillside plots with sea views are largely built out, forcing new development to push further from the center or build higher-density projects.
We made this infographic to show you how property prices in Turkey compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Will it be easy to sell later in Alanya as of 2026?
Is resale liquidity strong enough in Alanya as of 2026?
As of early 2026, resale liquidity in Alanya is workable rather than exceptional, meaning you can reasonably expect to sell a well-priced property within 2-4 months, but fire-sale situations or overpriced listings will take much longer.
The 87-day average marketing time in Alanya compares favorably to "healthy liquidity" benchmarks, which typically consider anything under 120 days as reasonably liquid for a secondary home and tourism market.
The property characteristics that most improve resale liquidity in Alanya are location within walking distance of the beach or with clear sea views, being in a managed complex with amenities like a pool and security, and having modern finishes with earthquake-compliant construction.
Is selling time getting longer in Alanya as of 2026?
As of early 2026, selling times in Alanya appear to be stable compared to last year, with no strong evidence of either significant acceleration or dramatic lengthening based on available market indicators.
The current median days-on-market of roughly 87 days in Alanya has a realistic range of about 30-45 days for well-priced properties in prime locations up to 150-180 days for overpriced units or those in less desirable neighborhoods.
One clear reason selling time can lengthen in Alanya is when sellers price based on peak-season optimism but list during off-season months when the foreign buyer pool is smaller and domestic demand is focused on more affordable properties.
Is it realistic to exit with profit in Alanya as of 2026?
As of early 2026, the likelihood of exiting with a profit from an Alanya property purchase is medium, largely depending on holding period, purchase price discipline, and whether the buyer can capture rental income during ownership.
The estimated minimum holding period in Alanya to make exiting with profit realistic is typically 4-5 years, which allows time for transaction costs to be absorbed and for at least modest real appreciation or rental income to accumulate.
The total round-trip cost drag in Alanya, including purchase taxes, agent fees, legal costs, and selling expenses, typically runs 8-12% of the property value (roughly 50,000-80,000 Turkish Lira on a mid-range apartment, or approximately $1,500-2,500 USD / €1,400-2,300 EUR).
The single factor that most increases profit odds in Alanya is buying below market value through negotiation or by finding motivated sellers, since the moderate marketing times suggest there is room to secure 5-10% discounts on properties that have sat unsold for several weeks.
Get the full checklist for your due diligence in Alanya
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Alanya, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Central Bank of Turkey (TCMB) | Official national house price index published by Turkey's central bank. | We used TCMB data to anchor the Turkey-wide price cycle and compare nominal versus real price trends. We also referenced their monthly RPPI reports to verify whether prices are actually rising in inflation-adjusted terms. |
| Endeksa | Transparent, regularly updated dashboard with Alanya-specific pricing and market metrics. | We relied on Endeksa for Alanya-specific data including average price per square meter, marketing time, stock levels, and implied yields. This let us tailor our analysis specifically to Alanya rather than just Turkey overall. |
| TURKSTAT (Turkish Statistical Institute) | Official Turkish government statistics agency for inflation, housing sales, and demographics. | We used TURKSTAT as the baseline for inflation context and national housing transaction volumes. We also referenced their foreign buyer statistics to understand demand trends in Alanya's market. |
| BDDK (Banking Regulation Agency) | Turkey's official banking regulator with monthly credit and NPL data. | We used BDDK indicators to assess credit system health and evaluate downside risks. A stable banking system reduces the chance of forced-selling cascades that could crash property prices. |
| OECD Housing Prices | International dataset with consistent cross-country housing affordability metrics. | We used OECD data to frame Turkey's housing market in international context and to benchmark price-to-income and price-to-rent ratios against global standards. |
| Bank for International Settlements (BIS) | Global financial authority with long-run housing price statistics used by central banks. | We used BIS data to cross-check real price dynamics over longer periods, helping us assess whether current prices represent a bubble or reasonable appreciation. |
| REIDIN Property Indices | Long-running, recognized index provider with transparent methodology. | We used REIDIN to triangulate sale versus rent trends and to interpret yield pressure across the Turkish market, helping us understand whether prices are outpacing rental growth. |
| Reuters | High-standard wire service with explicit attribution to official data sources. | We used Reuters reporting to summarize transaction trends, foreign demand patterns, and infrastructure developments like the Antalya-Alanya highway financing. |
| DHMI (State Airports Authority) | Official source for airport passenger traffic in Turkey. | We used DHMI data to support the tourism and accessibility demand story for Alanya, since airport traffic directly correlates with buyer and renter interest in the region. |
| Invest in Türkiye | Official government investment portal with legal guidance for foreign property buyers. | We used this source to verify foreign-buyer rules and residency requirements, ensuring our guidance on regulations is based on official rather than informal sources. |
| Global Property Guide | Respected international property data aggregator with Turkey-specific analysis. | We cross-referenced Global Property Guide's market summaries to validate our interpretation of Turkish property trends and foreign buyer dynamics. |
| Daily Sabah | Major Turkish news outlet with regular TURKSTAT-sourced market reporting. | We used Daily Sabah articles to track recent transaction volume trends and foreign buyer statistics, providing timely context for our analysis. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Turkey. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Related blog posts
- What are the best areas to buy a property in property in Alanya?